Manitoba Eviction Process: Notice & Procedures for Landlords

Evicting a tenant — formally known as terminating a tenancy — in Manitoba requires strict compliance with The Residential Tenancies Act (effective 1 September 1992) and the processes enforced by the Residential Tenancies Branch (RTB). Landlords cannot simply lock a tenant out or cut off services; they must follow precise notice requirements and, if necessary, obtain an Order of Possession through the RTB.

Summary of Eviction Notice Periods

Non-Payment of Rent Evictions

The rules for non-payment of rent evictions in Manitoba permit relatively rapid action compared to no-fault terminations:

1. A landlord can issue a Notice of Termination for non-payment on the 5th day of the rental payment period if rent has not been received
2. The notice must be served using official RTB forms
3. If the tenant does not pay the rent owed or vacate, the landlord cannot forcibly remove them
4. The landlord must apply to the RTB for an Order of Possession
5. The RTB will schedule a formal hearing to determine the outcome

Tenant's Right to Pay and Stay

If the tenant pays the full amount of rent owing — including any properly documented late fees — before the Order of Possession hearing takes place, the notice is effectively cancelled and the tenancy continues. This is a critical distinction that landlords must understand: issuing a non-payment notice does not guarantee eviction.

Other "At-Fault" Evictions

For lease violations or problematic tenant behaviour beyond non-payment, Manitoba provides faster eviction avenues:

Extraordinary Circumstances (5-Day Notice)

Under extreme circumstances, landlords can issue a 5-day notice to vacate. This accelerated timeline applies when:

• The tenant or their guest causes extraordinary damage to the premises
• There is a significant risk to health and safety of other tenants or the landlord
• The tenant creates an extraordinary disturbance that materially impacts the building

The 5-day notice is the most powerful tool available to Manitoba landlords, but it must be supported by strong evidence. The RTB will scrutinize whether the situation truly constitutes "extraordinary" circumstances.

Habitual Late Payments

Even if a tenant eventually pays their rent every month, being habitually late constitutes grounds for eviction or non-renewal. The RTB generally considers a tenant habitually late if they are late three or more times within:

• A one-year period, OR
• The duration of a fixed-term tenancy

If a tenant is habitually late, the landlord can:

• Refuse to renew a fixed-term lease at its natural expiry
• Serve a notice terminating a periodic (month-to-month) tenancy
• Apply to the RTB for an Order of Possession if the tenant does not vacate

"No-Fault" Evictions

Manitoba grants tenants substantial security of tenure. A landlord can only issue a "no-fault" eviction — where the tenant has not breached the lease — for a limited number of specific reasons:

1. Landlord or close family member moving in
2. Major renovations that require the unit to be vacant
3. Sale of the property (and the purchaser wishes to move in)

Required Notice Periods for No-Fault Evictions

The notice period for no-fault evictions in Manitoba is variable, ranging from 3 to 5 months depending on the local municipality's vacancy rate:

The RTB publishes vacancy rate data that determines which notice period applies. In tight rental markets like Winnipeg, the maximum 5-month notice is frequently required.

Fixed-Term Lease Restrictions

For fixed-term leases, a landlord cannot force a tenant out mid-lease for a no-fault reason. The notice period applies to:

• Month-to-month (periodic) tenancies
• The non-renewal of an expiring fixed-term lease
• The notice must be timed so the termination date aligns with the end of a rental period

School-Aged Children Exception

Manitoba includes one of the strongest family protections in Canadian tenancy law. If a landlord issues a no-fault eviction to a family with school-aged children attending a local school:

• The tenancy cannot be legally ended until June 30 (the end of the standard school year)
• This applies regardless of when the required notice was issued
• The protection ensures children are not forced to change schools mid-year
• Landlords must plan renovations and property sales accordingly

The Order of Possession Process

If an eviction notice is ignored or disputed by the tenant, the landlord must formalize the process through the RTB:

1. Application — Landlord files an application for an Order of Possession with the RTB and pays the applicable fee
2. Hearing Scheduled — The RTB schedules a formal hearing, typically within 2–4 weeks
3. Evidence Required — Both parties present their case; landlords should bring rent ledgers, photos, correspondence, and any relevant documentation
4. Order Issued — If successful, the RTB grants the Order of Possession specifying a vacate date
5. Enforcement — If the tenant still refuses to leave, only an official sheriff or bailiff can physically carry out the eviction

Illegal Eviction Actions

The following actions by a landlord are strictly prohibited and may result in penalties:

• Changing the locks without an Order of Possession
• Shutting off utilities (water, heat, electricity)
• Removing the tenant's belongings without authorization
• Physically intimidating or threatening the tenant
• Any form of "self-help" eviction

Tenant Abandonment

If a landlord believes a tenant has abandoned the unit, they must follow a specific process before re-entering:

1. Attempt to contact the tenant through all known methods
2. Inspect the premises for signs of occupancy
3. If the unit appears abandoned, give written notice of intent to take possession
4. Wait the required period before entering and changing locks
5. Inventory and store any remaining belongings as required by the RTA

Best Practices for Landlords

1. Document everything — Keep written records of all late payments, breaches, warnings, and communications
2. Use official RTB forms — Informal letters, texts, and emails are not legally sufficient for termination notices
3. Never change locks or remove belongings — Self-help evictions are illegal and can result in RTB penalties and civil liability
4. Track habitual lateness — Maintain a detailed rent ledger showing every payment date for all tenants
5. Understand vacancy rates — Check the RTB's published data to determine the correct no-fault notice period for your municipality
6. Plan around school years — If your tenants have school-aged children, factor the June 30 deadline into renovation or sale timelines
7. Apply to RTB promptly — If a tenant ignores a notice, file for an Order of Possession immediately rather than waiting

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